Foundation issues in Texas are no longer a problem using the FHA 203k loan for your purchase or refinance.  This great loan allows you to purchase a property "as is, " find a contractor of your choosing to perform the work and finance the renovation in with the purchase.  The renovation is not just limited to foundation work, you can also add any structural or cosmetic updating to the home.

Since you are rolling in the repairs at the time of the purchase there is only one loan, with a low down payment and a low rate!

Here are a few details of the FHA 203k full loan:

  • Allows repair/renovation costs can be rolled into the loan
  • Major items (such as foundation and roof work) ARE allowed
  • Low down payment (3.5%) and the seller can pay up to 6% towards closing costs
  • Close before rehab/repair work being - this allows the seller and the agent to be paid upfront
  • Only one closing - money is disbursed on a draw schedule after closing
  • Loan can go up to 110% of "after-improved value" from appraisal
  • Buyer can include optional renovations

Also important to know about the Full or Standard FHA 203k rehab loan:

Using the FHA 203k full renovation loan program, much more extensive and substantial repairs or remodeling can be accomplished.


So, you can imagine that the process is a bit more involved. This program also requires that you obtain a 203k Consultant. The Consultant is someone that is knowledgeable about construction and/or rehab and who knows the 203k program.


They will come to the property and meet with you to discuss the anticipated improvements you want to make to the house. They will inspect the property for any health and safety issues required to be included in the rehab and will then provide you with a “Work Write-up” for the project based on the work you would like to have done. This will also be the person who handles all of the draw request and inspections along the way.


Think of the FHA 203k loan as a mini construction or “one time close construction“ loan program where your contractor can ask for as many as 5 draws, and each draw request will need to have an inspector come out to make sure the work has been completed for that draw request prior to any monies being paid.


Upgrade central air/heat

  • Repair termite or moisture damage
  • Remodeled kitchen and baths
  • Changes to eliminate obsolescence and reduce maintenance
  • Modernize plumbing, heating, AC and electrical systems
  • Install or repair well or septic systems
  • Roofing, gutters, downspouts
  • Flooring, tiling and carpeting
  • Energy conservation improvements
  • Major landscaping
  • Improvements for accessibility
  • New free standing appliances
  • Interior and exterior painting
  • Foundation repair
  • Swimming Pool repairs (not to exceed $1,500)
  • Other improvements that are a PERMANENT part of the real estate*

*Luxury items are not permitted to be included in the financing.


Below are some frequently asked questions about the program


What is the role of a HUD 203(k) consultant?

  • To do a Property Inspection/Report
  • To work with you discussing your renovation needs
  • To prepare a Work Write-up and any required architectural and/other exhibits
  • To do Draw Inspections, Change Orders and Final Inspection
  • To be a liaison between you, the lender and your contractor
  • To insure that work is completed in a timely and professional manner
  • To watch over the monies spent on behalf of you and your lender

The Contingency Reserve

  • 10% to 20% depending on the work involved
  • Used for unforseen repairs
  • With upfront lender approval this money may be used for extras such as appliances
  • At the end, any left over money will become a principle reduction

How are the Contractors paid?

There is no up-front money to the contractor on the FHA Full 203k. The first check will be cut only after the work has begun and the consultant has preformed the first inspection. In Texas work may begin 3 days after closing and funding.


Contractors can have a maximum of 5 draws altogether. The FHA 203k HUD consultant will divide the work into draws depending on the scope of work to be done.


You may do the framing first, then the heating and electric, then the drywall for example. If each of those were in separate draw schedules, the contractor would get paid for each of those as they are completed and depending upon which draw they were to be counted in.


The consultant will go out to see that the work described under the first draw has been completed and will submit a request for that draw.


Hey Realtors - Every get tired of hearing..."I love this house but..."  Well the FHA 203k streamline takes the "but" out of that sentence.  How you ask?  Under the streamline program a home that just needs cosmetic updating is a perfect fit.  This program allows for updates such as granite counter tops, new carpet, fresh paint...just to name a few.


Here are a few details of the FHA 203k streamline loan:

  • Roof repair, gutters, downspouts
  • Existing HVAC systems
  • Plumbing and electrical systems
  • Flooring
  • Painting
  • Appliances
  • Weatherization
  • Repair, replace or add exterior decks, patios, porches
  • Basement waterproofing
  • Window and door replacement and exterior siding
  • Septic and/or well repair or replacement
  • Improvements for accessibility
  • Lead-based paint stabilization or abatement of lead-based paint hazards

The key to the streamline is to keep the cosmetic repair amount under $35,000.

Call me today (972) 725-9110 and let's talk about how one of these great renovation loans might be able to help you with your next transaction.  Or for more information email us at

  Contact Info
Leesa Sandoval / NMLS# 184490
Mortgage Loan Originator

Cell: 214-202-0491
phone. 972-725-9110 
fax. 866-931-6020

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